A. 
Area of Special Flood Hazard – Development Standards. In all areas of special flood hazard where base flood elevation data has been provided as set forth in EMC § 19.02.060(B)(1)(a), Basis for Establishing the Areas of Special Flood Hazard, or EMC § 19.02.060(C)(1), uses of other base flood data, the following standards are required:
1. 
Anchoring.
a. 
All new construction and substantial improvement, including those related to manufactured homes, shall be anchored to prevent flotation, collapse or lateral movement of structures resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy.
b. 
All manufactured homes must likewise be anchored to prevent flotation, collapse or lateral movement, and shall be installed using methods and practices that minimize flood damage. Anchoring methods may include, but are not limited to, the use of over-the-top or frame ties to ground anchor (reference FEMA-85, "Manufactured Home Installation in Flood Hazard Areas" for additional techniques).
2. 
Construction Materials and Methods.
a. 
All new construction and substantial improvement shall be constructed with materials and utility equipment resistant to flood damage.
b. 
All new construction and substantial improvement shall be constructed using methods and practices that minimize flood damage.
c. 
Electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during the condition of flooding.
3. 
Utilities.
a. 
All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.
b. 
New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharge from the system into floodwaters.
c. 
On-site waste disposal systems shall be located to avoid impairment or contamination of systems or from systems during flooding.
d. 
Water wells shall be located on high ground that is not in the floodway.
4. 
Subdivision Proposals – Area of Special Flood Hazard.
a. 
All subdivision proposals shall be consistent with the need to minimize flood damage.
b. 
All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize or eliminate flood damage.
c. 
All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage.
d. 
Where base flood elevation data has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less).
5. 
Review of Building Permits – Area of Special Flood Hazard. Where elevation data is not available either through the flood insurance study, FIRM, or from another authoritative source, applications for building permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local judgment by the administrator and includes the use of historical data, high water marks, photographs of past floods, etc., where available to determine flood level. Failure to elevate at least two feet above the highest adjacent grade in these zones may result in higher insurance rates.
6. 
Residential Construction – Area of Special Flood Hazard.
a. 
In AE and A1-30 zones or other A zoned areas where the BFE has been determined or can be reasonably obtained, new construction or substantial improvement of any residential structure shall have the lowest floor, including basement, elevated one foot or more above base flood elevation. Mechanical equipment and utilities shall be waterproof or elevated at least one foot above the BFE.
b. 
Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for entry and exit of floodwaters. Design for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria:
(1) 
A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided.
(2) 
The bottom of all openings shall be no higher than one foot above grade.
(3) 
Openings shall be equipped with screens, louvers, valves, or other coverings or devices; provided, that they permit the automatic entry and exit of floodwaters.
(4) 
A garage attached to a residential structure, constructed with the garage floor slab below the BFE, must be designed to allow for the automatic entry and exit of floodwaters.
c. 
New construction and substantial improvement of any residential structure in an unnumbered A zone for which a BFE is not available and cannot be reasonably obtained shall be reasonably safe from flooding, but in all cases the lowest floor shall be at least two feet above the highest adjacent grade.
7. 
Nonresidential Construction – Area of Special Flood Hazard. New construction or substantial improvement of any commercial, industrial or other nonresidential structure shall meet the requirements of subsection (A)(7)(a) or (A)(7)(b) of this section:
a. 
New construction and substantial improvement of any commercial, industrial, or other nonresidential structure shall meet all of the following requirements:
(1) 
In AE and A1-30 zones or other A zoned areas where the BFE has been determined or can be reasonably obtained: The lowest floor, including basement, shall be elevated one foot or more above the BFE, or elevated as required by ASCE 24, whichever is greater. Mechanical equipment and utilities shall be waterproofed or elevated at least one foot above the BFE, or as required by ASCE 24, whichever is greater.
(2) 
If located in an unnumbered A zone for which a BFE is not available and cannot be reasonably obtained, the structure shall be reasonably safe from flooding, but in all cases the lowest floor shall be at least two feet above the highest adjacent grade.
(3) 
Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria:
(a) 
A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided.
(b) 
The bottom of all openings shall be no higher than one foot above grade.
(c) 
Openings may be equipped with screens, louvers, valves, or other coverings or devices; provided, that they permit the automatic entry and exit of floodwaters.
(d) 
An attached garage, constructed with the garage floor slab below the BFE, must be designed to allow for the automatic entry and exit of floodwaters.
b. 
If the requirements of subsection (A)(7)(a) of this section are not met, then new construction and substantial improvement of any commercial, industrial, or other nonresidential structure shall meet all of the following requirements:
(1) 
Be dry floodproofed so that below one foot or more above the base flood level the structure is watertight with walls substantially impermeable to the passage of water or dry floodproofed to the elevation required by ASCE 24, whichever is greater;
(2) 
Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of the buoyancy;
(3) 
Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this subsection based upon their development and/or review of the structural design, specifications and plans. Such certification shall be provided to the official as set forth above;
(4) 
Nonresidential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in subsection (A)(6) of this section;
(5) 
Applicants floodproofing nonresidential buildings shall be notified that flood insurance premiums will be based upon rates that are one foot below floodproofed level (e.g., a building floodproofed to one foot above the base flood level will be rated as at the base flood level).
8. 
Manufactured Homes – Area of Special Flood Hazard. All manufactured homes to be placed or substantially improved within zones A1-30, AH and AE on the community's FIRM shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated one foot or more above the base flood elevation; and be securely anchored to an adequately anchored foundation system in accordance with the provisions set forth in subsection (A)(1)(b) of this section.
9. 
Recreational Vehicles – Area of Special Flood Hazard. Recreational vehicles placed on sites are required to either:
a. 
Be on the site for fewer than 180 days;
b. 
Be fully licensed and ready for highway use, on their wheels or jacking system, attached to the site only by quick disconnect type utilities and security devices, and have no permanently attached additions; or
c. 
Meet the requirements of subsection (A)(8) of this section.
10. 
Floodways – Area of Special Flood Hazard. Floodways are areas as designated in the section involving basis for establishing areas of special flood hazards, EMC § 19.02.060(B)(1)(a). Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles, and erosion potential, the following provisions apply:
a. 
Prohibit encroachments, including fill, new construction, substantial improvement and other development unless certification by a registered professional engineer is provided demonstrating through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the encroachment shall not result in increased flood levels during the occurrence of the base flood discharge.
b. 
Construction or reconstruction of residential structures is prohibited within designated floodways, except for:
(1) 
Repairs, construction or improvements to a structure which do not increase the ground floor area; and
(2) 
Repairs, reconstruction or improvements to a structure, the cost of which does not exceed 50 percent of the market value of the structure either:
(a) 
Before the repair, reconstruction or improvement has started; or
(b) 
If the structure has been damaged, and is being restored, before damage occurred.
(3) 
Any improvement of a structure to correct existing violations of state or local health, sanitary or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions as determined by the administrator or to structures identified as historical places shall not be included in the 50 percent.
c. 
If subsection A of this section is satisfied, all new construction and substantial improvement shall comply with the applicable flood hazard reduction provisions as set forth in the provisions for flood hazard reduction.
d. 
The city will control the degree of alteration of natural floodplains, wetlands, stream channels and natural protective barriers to help accommodate the storage or channeling of floodwaters, through provisions in the adopted stormwater design manual regulations.
11. 
Changes to Special Flood Hazard Area.
a. 
If a project will alter the BFE or boundaries of the SFHA, then the project proponent shall provide the community with engineering documentation and analysis regarding the proposed change. If the change to the BFE or boundaries of the SFHA would normally require a letter of map change, then the project proponent shall initiate, and receive approval of, a conditional letter of map revision (CLOMR) prior to approval of the development permit. The project shall be constructed in a manner consistent with the approved CLOMR.
b. 
If a CLOMR application is made, then the project proponent shall also supply the full CLOMR documentation package to the floodplain administrator to be attached to the floodplain development permit, including all required property owner notifications.
12. 
Storage of Materials and Equipment.
a. 
The storage or processing of materials that could be injurious to human, animal, or plant life if released due to damage from flooding is prohibited in special flood hazard areas.
b. 
Storage of other material or equipment may be allowed if not subject to damage by floods and if firmly anchored to prevent flotation, or if readily removable from the area within the time available after flood warning.
13. 
Enclosed Area Below the Lowest Floor. If buildings or manufactured homes are constructed or substantially improved with fully enclosed areas below the lowest floor, the areas shall be used solely for parking of vehicles, building access, or storage.
14. 
For A Zones (A, AE, A1-30, AH, AO):
a. 
Appurtenant structures used solely for parking of vehicles or limited storage may be constructed such that the floor is below the BFE, provided the structure is designed and constructed in accordance with the following requirements:
(1) 
Use of the appurtenant structure must be limited to parking of vehicles or limited storage;
(2) 
The portions of the appurtenant structure located below the BFE must be built using flood resistant materials;
(3) 
The appurtenant structure must be adequately anchored to prevent flotation, collapse, and lateral movement;
(4) 
Any machinery or equipment servicing the appurtenant structure must be elevated or floodproofed to or above the BFE;
(5) 
The appurtenant structure must comply with the floodway encroachment provisions in subsection (A)(10)(a) of this section;
(6) 
The appurtenant structure must be designed to allow for the automatic entry and exit of floodwaters in accordance with subsection (A)(6)(b) of this section;
(7) 
The structure shall have low damage potential;
(8) 
If the structure is converted to another use, it must be brought into full compliance with the standards governing such use; and
(9) 
The structure shall not be used for human habitation.
b. 
Detached garages, storage structures, and other appurtenant structures not meeting the above standards must be constructed in accordance with all applicable standards in subsection (A)(6) of this section.
c. 
Upon completion of the structure, certification that the requirements of this section have been satisfied shall be provided to the floodplain administrator for verification.
15. 
AE and A1-30 Zones with Base Flood Elevations but No Floodways. In areas with BFEs (when a regulatory floodway has not been designated), no new construction, substantial improvements, or other development (including fill) shall be permitted within zones A1-30 and AE on the community's FIRM, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation more than one foot at any point within the community.
16. 
General Requirements for Other Development. All development, including manmade changes to improved or unimproved real estate for which specific provisions are not specified in this chapter or the state building codes with adopted amendments and any Enumclaw amendments, shall:
a. 
Be located and constructed to minimize flood damage;
b. 
Meet the encroachment limitations of this chapter if located in a regulatory floodway;
c. 
Be anchored to prevent flotation, collapse, or lateral movement resulting from hydrostatic loads, including the effects of buoyancy, during conditions of the design flood;
d. 
Be constructed of flood damage-resistant materials;
e. 
Meet the flood opening requirements of subsection (A)(6)(b) of this section; and
f. 
Have mechanical, plumbing, and electrical systems above the design flood elevation or meet the requirements of ASCE 24, except that minimum electrical service required to address life safety and electrical code requirements is permitted below the design flood elevation provided it conforms to the provisions of the electrical part of the building code for wet locations.
B. 
Geologically Hazardous Areas – Development Standards.
1. 
Erosion Hazards. All development proposals on sites containing erosion hazard areas shall include a stormwater pollution prevention plan consistent with the requirements of the adopted stormwater manual and a mitigation plan to ensure revegetation and permanent stabilization of the site.
2. 
Seismic Hazards. Development may be allowed in seismic hazard areas when all of the following apply:
a. 
Structures in seismic hazard areas shall conform to applicable analysis and design criteria of the International Building Code.
b. 
Public roads, bridges, utilities and trails shall be designed in accordance with the most recent version of the American Association of State Highway and Transportation Officials (AASHTO) Manual or other appropriate document.
3. 
Landslide Hazard Areas. Alterations of landslide hazard areas or associated buffers may only occur for activities that:
a. 
Will not increase the threat of the geological hazard to adjacent properties beyond predevelopment conditions; and
b. 
Will not adversely impact other critical areas; and
c. 
Are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than predevelopment conditions; and
d. 
Are certified as safe as designed and under anticipated conditions by a qualified engineer or geologist licensed in the state of Washington.
C. 
Critical Aquifer Recharge Areas – Development Standards. The following uses are prohibited if the use is likely to affect the critical aquifer recharge area:
1. 
Class V injection wells that inject industrial, municipal, or commercial waste fluids (as defined in WAC 173-218-030);
2. 
Surface impoundments for treating, storing and disposing of dangerous waste (as defined in WAC 173-303-040 and 173-304-100);
3. 
Waste piles for treating or storing solid waste (as defined in WAC 173-303-040, 173-303-660 and 173-304-420);
4. 
Hazardous waste treatment, storage, and disposal (as defined in WAC 173-303-040);
5. 
All types of solid waste landfills (as defined in WAC 173-304-100);
6. 
Recycling facilities that accept, store, or use hazardous substances as defined in WAC 173-218-030;
7. 
Underground storage of hazardous substances as defined in WAC 173-218-030, excluding the underground storage of petroleum and other substances as regulated by Chapter 173-360A WAC;
8. 
Use, storage, treatment, or production of perchlorethylene (PCE) or tetrachloroethylene (PERC), other than in closed-loop systems that do not involve any discharge of chemicals;
9. 
Petroleum refining, reprocessing, and storage, excluding the underground storage of petroleum products and other substances as regulated by Chapter 173-360A WAC;
10. 
Petroleum-product pipelines not associated with underground storage of petroleum and other regulated substances as regulated by Chapter 173-360 WAC; and
11. 
Storage or distribution of gasoline treated with the additive methyl tertiary butyl ether (MTBE).
(Ord. 2293 § 2 (Exh. A), 2005; Ord. 2572 § 2 (Exh. A § 4), 2015; Ord. 2679 § 1 (Exh. A), 2020; Ord. 2798 § 2 (Exh. B), 2025)
A. 
Limited Density Transfer.
1. 
For development proposals on lands containing Category II, III or IV wetlands and any category of wetland buffers, the administrator shall determine allowable dwelling units for residential development proposals based on the formulas below.
2. 
The following formula for density calculations is designed to provide incentives for the preservation of wetlands and wetland buffers, flexibility in design, and consistent treatment of different types of development proposals. The formula shall apply to all properties within existing residential zones on which wetlands and wetland buffers are located.
3. 
The maximum number of dwelling units (DU) for a lot or parcel which contains wetlands and wetland buffers shall be equal to:
(Acres in Wetland or Buffer) x (DU/Acre) x (Density Credit)
4. 
The density credit figure is derived from the following table:
Percentage of Site in Buffer
Density Credit
100%
100%
90%
90%
80%
80%
70%
70%
60%
60%
50%
50%
40%
40%
30%
30%
20%
20%
10%
10%
5. 
The density credit can only be transferred within the development proposal site. To the extent that application of the formula may result in lot sizes less than the minimum allowed by the underlying district, they are hereby authorized; provided, that the resultant lot is no less than 50 percent of the required size. In no event shall a reduction in lot size result in lot sizes less than 7,200 square feet or result in a change in use from that allowed in the underlying zone district. Deductions of up to 50 percent for setbacks and width at building are also authorized as long as the lot standards do not conflict with the family of International Building Code requirements.
6. 
The administrator shall require and approve a binding site plan, submitted by the applicant indicating lot sizes, lot configurations, building envelopes, and elevations, and structure profiles as a condition of allowing any reduction on the standards of the underlying zone. Any density credit (for wetlands only) resulting in reduction of standards for the underlying zone district shall also require a variance from the board of adjustment.
B. 
Nonmonetary Compensation for Voluntary Increases in Critical Habitat Set-Asides. This is a program by which the city would provide nonmonetary compensation for applicants or landowner cooperation in establishing larger than the minimum required buffers adjacent to designated critical areas or riparian areas adjacent to aquatic habitats such as streams, ponds, or lakes.
1. 
An example of this program would be the administrator compensating a land owner (whose active agricultural operation initiated prior to the adoption of any sensitive or critical areas regulations) for voluntarily creating buffers adjacent to a stream to protect the fish and wildlife habitat and protect water quality.
a. 
As an example, the city could supply the materials and labor to install and maintain the fencing necessary to exclude livestock from the stream channel and its associated buffer as compensation for the voluntary establishment of buffers; or
b. 
The city could supply the materials and labor needed to install off-channel livestock watering facilities; or
c. 
The city would supply the farmer with a quantity of hay equivalent to the amount of hay lost due to creating the buffer set-aside.
2. 
To fund this type of compensation program, the city is hereby authorized to:
a. 
Levy a conservation fee on all dairy and meat products sold at retail outlets located within the limits of the city; or
b. 
The city could negotiate a perpetual grant from the salmon recovery fund to fund the projects and use a nonprofit entity dedicated to salmon habitat restoration (i.e., Mid-Sound Fisheries Enhancement Group) to implement the program.
C. 
Open Space, Forestry, and Agricultural Current Use Assessment Programs. Under established programs authorized by state law (Chapter 83.34 RCW and related sections) the administrator could encourage an applicant or applicants as property owners to seek property tax relief as compensation for establishing minimum required buffers adjacent to critical areas when they are exempt under the current Chapter 19.02 EMC.
1. 
The administrator is hereby authorized to develop a tax relief information packet and provide said packet to land owners in the city of Enumclaw and immediately surrounding areas.
2. 
The administrator would have the authority to prepare documents indicating the designation of property currently designated as open space, forestry, and agricultural to critical area buffer, a designation that should lower tax liability on the dedicated lands.
3. 
The administrator would also be authorized to prepare property tax relief requests for properties that an applicant or applicants designated as fish and wildlife habitat conservation areas or critical area buffers.
(Ord. 2293 § 2 (Exh. A), 2005; Ord. 2798 § 2 (Exh. B), 2025)
A. 
Critical Area Management Tracts. As a condition of any permit, the city may require the permit holder to create a separate critical area management tract containing the areas determined to be critical areas. Critical area management tracts are legally created tracts containing critical areas, and compensation areas that shall remain undeveloped in perpetuity, except for allowed activities pursuant to this chapter. Critical area management tracts are an integral part of the lot in which they are created, are not intended for sale, lease or transfer, and shall be included in the area of the parent lot for purposes of subdivision method and minimum lot size.
B. 
Protection of Critical Area Management Tracts. The city may require, as a condition of any permit, that the critical area management tracts be protected and maintained in perpetuity by a critical area management easement which must be recorded. In addition, an entity that will be responsible for the maintenance and protection of the critical area tract must be designated as part of the permit.
C. 
Marking During Construction. The location of the outer extent of the critical area or associated buffer, as applicable, and the areas to be disturbed pursuant to an approved permit shall be marked in the field to prevent unnecessary disturbance by individuals and equipment during the development or construction of the permitted activity. Such field markings shall be approved by the city prior to the commencement of permitted activities. Such field markings shall be maintained throughout the duration of the permit.
D. 
Permanent Marking. The city may require the boundary of a critical area management tract be permanently identified by signs, the location, size, and wording of which must be approved by the administrator. These signs should be worded as follows:
Protection of this natural area is in your care. Alteration or disturbance is prohibited by law. Please call the city community development department for more information.
E. 
Additional Requirements. Site-specific criteria shall be developed to determine if additional conditions are warranted to ensure the preservation and protection of critical areas are needed. These conditions include, but are not limited to, fencing, educational signage, and other passive recreational amenities.
(Ord. 2293 § 2 (Exh. A), 2005; Ord. 2798 § 2 (Exh. B), 2025)
A. 
Deed Restrictions. The permit holder shall establish and record a permanent and irrevocable deed restriction on the property title of all lots containing critical area management tracts created as a condition of this permit. Such deed restriction(s) shall prohibit in perpetuity the development, alteration, or disturbance of vegetation within the critical area management tract except for allowed activities and regulated activities allowed by a permit issued pursuant to this chapter.
B. 
Setbacks. Building setbacks must be recorded on the property title for all critical areas identified and delineated on the project site and in close proximity of the project site. As it pertains to the provisions of this chapter, a building setback is an additional open area between the delineated edge of an identified critical area and a permanent structure or improvement.
1. 
Major structures and improvements shall be set back 25 feet from any landslide critical area tract, and 15 feet from any flood hazard zone, or erosion hazard critical area tract. Major structures and improvements shall be set back a minimum of 15 feet from the outer edge of any wetland or stream buffer.
2. 
The administrator may increase the setback to protect the proposal or adjacent properties from adverse impacts and may decrease the setback if the reduction does not result in significant adverse impacts to the proposal or adjacent properties. The setback can be decreased to no less than 10 feet.
(Ord. 2293 § 2 (Exh. A), 2005; Ord. 2798 § 2 (Exh. B), 2025)